September 25’ - Listing Spotlight
My sentiment last September was that the market activity (IE new listings) was busier than expected. Well, here we are a year later and that sentiment still rings true as 18 properties were listed this September compared to the 15 last year, and the 11 two years ago. Why this trend of September listings? One hypothesis is that the FED meets in the middle of September, so savvy sellers and agents prompt their sellers to wait until September for a decrease in rates (IE increase in overall affordability and demand). August is also traditionally slow in the market as summer ends and families get kids back to school, so that could also be a contributing factor to more listings in September. Certainly only having 5 properties listed in August feels like a valley between the 21 in July and the 18 in September. So what does this influx of September listings mean for the Old Town Market? I think it is probably the last major push of listings to come to market in 2025, and I’d expect that October, November, and December only brings a handful each month. One trend that remains is homes near the median sales price (think $500-$700K) still tend to move fairly quickly, provided they aren’t on a major road or don’t have major structural or remodel issues. The supply of condo’s/townhomes, especially in the million plus range, peaked in July, so that inventory is still getting absorbed into the market and we are slowly seeing less and less availability as we move towards the end of the year. Our market is cyclical, so I would expect to see the supply continue to dwindle towards the end of the year, and then pick back up as the new year starts. If I were a seller, and could hold off until February/March, I would be looking at getting exterior photos done now, and then list in those first few months of 2026 as the supply will be at its lowest, and the demand will be starting to pick back up. I’m always available to chat through a strategy if you have questions about the market, whether as a buyer or seller! In the meantime, here is what has happened this past month in the market:
415 S Howes St N304 , Fort Collins, 80521
Listed by Jay Stoner, Stoner Real Estate
List Price: $285,000
Sold Price: Active (As of 10/08/25)
Difference: TBD
There isn’t too much that I see on this property that really gets me excited about it. It is on a lower level, seems nicely maintained, but not all that updated, and the marketing unfortunately doesn’t do much that draws the interest while looking online. I think this one may struggle to get the transition between online looks and actual showings, and will stay on the market longer because of that.
219 N Shields St, Fort Collins, 80521
Listed by Jennifer Overbaugh, The Real Estate Workshop LLC
List Price: $435,000
Sold Price: Active (As of 10/08/25)
Difference: TBD
This one spent some time on the market in 2023 just shy of $500K where it went under contract, but never closed. The style of the home is incredibly unique, and it seems that it is likely going to always be best suited as some type of rental. Currently, there is a tenant in place in the basement apartment that would be staying, and the upstairs would be available to utilize for rental or occupancy. That being said, there are positives and negatives. On the plus side, the price is relatively low, and a potential purchaser could offset their monthly payments with the lower rental. On the negative side, it would only be a one bedroom property to live in, which will limit the potential buyers, and with the home on Shields st, it will always struggle to sell.
1112 Beech St , Fort Collins, CO 80521
Listed by David Lund, Noble Venture
List Price: $450,000
Sold Price: Pending (3 days to offer)
Difference: TBD
When I saw this home come on the market at that price, I immediately scanned my list of potential buyers in that price range and sent it to a few people. I suppose I am not the only agent who did something like that, and the fact that this home was under contract in just 3 days speaks to the fact that there is urgency in a market for certain prices and conditions of homes. This one seems really good value for location, size, and condition, so it will be interesting to see if it ends up selling higher than list or not!
419 Cherry St, Fort Collins, CO 80521
Listed by Dianna Wilson, Resident Realty South Metro
List Price: $500,000
Sold Price: Pending (5 days to offer)
Difference: TBD
This falls into the category of value for price, but not necessarily for improvements. Don’t get me wrong, I don’t think that there is anything wrong with the finishes of the property, but there also isn’t anything that knocks the socks off of a potential buyer. The location of this home is also right on that edge of where old town turns commercial, but everything seems to be in good order on this one, and the fact that it went under contract in just 5 days proves that there are buyers in this price range that aren’t as discerning.
416 Laporte Ave, Fort Collins, CO 80521
Listed by Carol Voorhis, Group Mulberry
List Price: $500,000
Sold Price: $497,000
Difference: $-3,000
This property is located right on the edge of where residential meets commercial on Laporte Ave, which usually bodes better for rental properties than owner occupant properties. The home itself seemed “dated”, which sounds funny to say since it was built in 1888…so lets just say that it is not “dated” to that era, but to perhaps more of the 1970’s with shag carpeting. However, I would be very curious in a home like this to see if original wood floors were underneath that amazing shag, as architecturally it looks like it has some real potential. I certainly hope the next owner polishes it up as a nice restoration of what it was in the past, with the right upgrades to make it timeless for the next 100 years.
204 Maple St 207, Fort Collins, CO 80521
Listed by Cathy Beck, Group Harmony
List Price: $500,000
Sold Price: Active (As of 10/08/25)
Difference: $0
Penny flats condos seem to take a bit longer to sell than other condos at a similar price due to their close proximity to the Mason street corridor and the train line that passes through that area. Everything seems to be in tidy order in this property, but a second floor unit means having people above you, which is not quite as ideal.
200 Bishop St, Fort Collins, CO 80521
Listed by Sam Moes, Roots Real Estate
List Price: $579,000
Sold Price: Active (As of 10/08/24)
Difference: TBD
This fix and flip strikes me as a nice cosmetic update that will attract some buyers, but perhaps in a neighborhood that might make some people hesitant to pull the trigger. Because this is a raised ranch style home, there is quite a bit of open living space on the main floor, but only 1 bedroom on the upper level. My experience with buyers who have kids is that they tend to like to have all or at least a few bedrooms on the above grade level, so this might be a deterrent to the most likely buyer looking in this price range.
320 N Loomis Ave, Fort Collins, CO 80521
Listed by Kenny “Bud” Anderson, West and Main Homes
List Price: $700,000
Sold Price: Active (As of 10/08/25)
Difference: $TBD
While some homes of this size and style have gone into this price range, this particular property strikes me as a big money for small size and a small lot. I think if one or two of those latter characteristics were larger, the price could be justified, or if the home was totally decked out to the nines with an in-trend update (a-la modern farmhouse or something of that nature). I like the house overall, but fear that any buyer I take there would feel cramped for space and would hang on to their money for something that is just a bit better updated or larger sized.
1014 W Oak St, Fort Collins, CO 80521
Listed by Lori Jensen, Barnwood Properties
List Price: $724,900
Sold Price: Pending (4 days to offer)
Difference: TBD
So, writing about this one parlays with my descriptions of that previous home at Loomis st in that this is a large amount of money for a small house and lot. However, this home was under contract in less than a week, so what is so different about it. For starters, this home is located on a highly desirable block, and as they say “location matters”. The style of this home visually is also a driver as many people looking to live in old town are looking for the quintessential “bungalow” (its actually a cottage, but I digress). Finally, the interior upgrades to this home are more in line with current buyer trends, which I’m sure drove a quick sale on this home.
210 W Magnolia St 320, Fort Collins, CO 80521
Listed by Kyle Basnar, Group Mulberry
List Price: $745,000
Sold Price: Active (As of 10/08/25)
Difference: TBD
This property originally came on the market in April at a slightly higher price and has had a few price reductions over the past couple of months. It was pulled from the market briefly and relisted to show as a new property, which is a tactic that can be used to varying degrees of success when a property has fallen to the bottom of potential buyers minds.
615 W Olive St , Fort Collins, CO 80521
Listed by Lori Jensen, Barnwood Properties
List Price: $779,999
Sold Price: $779,999
Difference: 0
I walked this property when it was originally listed for $500K pre fix up. At that point, I worried about the small lot size and the massive amount of sloping in the floors of the home due to settling. It does look like they replaced some floors, so hopefully they levelled when they did that. It also seems as though there are some new structural supports in the basement, so it is refreshing to see someone take the care to fix not just cosmetic, but also the non-sexy things needed in some of these older properties.
620 W Mulberry St, Fort Collins, CO 80521
Listed by The Sledge Team, Group Harmony
List Price: $800,000
Sold Price: Active (As of 10/08/25)
Difference: TBD
This home has been on the market since May of 2025 where it was originally listed at $925K. It does have air bnb licensing for a primary occupant, meaning you could use this as your primary residence and rent out the other units on short term rentals, which tends to be more profitable than long term leases. However, that would mean that you would have to live in a property with a constant turnover of renters, and you would be on Mulberry street for your primary residence. I think these 2 factors hold this property back more than help it as there are not as many buyers in the market savvy enough or with the palate to take this type of opportunity on.
302 N Meldrum St 304, Fort Collins, CO 80521
Listed by Wendi Beld, RE/MAX Alliance-Loveland
List Price: $819,000
Sold Price: Active (As of 10/08/24)
Difference: TBD
All of these condos in the Myridium complex are very well built and finished, so I don’t see many qualms with buyers on that level. What I do see being problems on some of these units are the layout, specifically the location of the primary bedroom. This property, however, has all of the bedrooms on the main level, which should be a plus for the type of buyer who may want a home like this. At the price and size, these really attract a few specific type of buyers, one of which being lock and leave part time residents looking for convenience of location and lack of maintenance requirements.
224 Canyon Ave 410, Fort Collins, CO 80521
Listed by Connie Kraska, LIV Sotheby's International Realty
List Price: $825,000
Sold Price: Pending (16 days to offer)
Difference: TBD
This is a pretty quick sale in this complex, especially for a one bedroom property. I really wish that more properties spent the time and money to market with a floorplan, as homes in this complex sometimes show as 1 bedroom, but really have a flex space which could suit guest or office spaces. That seems to be the situation with this home, as photos do show an office area as well as a dedicated bedroom. My guess is that the price mixed with the amenities of the building drove the quicker sale of this home.
224 Canyon Ave 414, Fort Collins, CO 80521
Listed by Christopher Charles Hau, Group Harmony
List Price: $1,165,000
Sold Price: $1,080,000
Difference: $-85,000
This was a very quick sale in this building so there must have been a buyer out there just waiting for the right unit to show up at the right price. The finishes are nice in this home, although not 100% super on trend for the current market. Ultimately, this one sold fast and under list price, so I mark it as a win/win for all involved.
302 N Meldrum St 304, Fort Collins, CO 80521
Listed by Kelly McBartlett, Compass Boulder
List Price: $1,425,000
Sold Price: Active (As of 10/08/25)
Difference: TBD
I think at the price, you really need to love the finishes in this home, as well as the lock and leave nature, to invest in it over other available properties. There are quite a few properties in Old Town currently available at this price range, including some really nice single family home options that offer a different type of living in the area with the lack of an HOA and the potential for more storage space and garage/workshops.
311 N Howes St, Fort Collins, CO 80521
Brandon Del Campo - Mile Hi Modern Denver
List Price: $1,500,000
Sold Price: Pending (16 days to offer)
Difference: TBD
While this is an attached dwelling, it lives much more like a single family residence, and compared to the previously described property, I think provides more value to a buyer. The finishes are on point with current trends, and the outdoor patio and rooftop deck are a rare feature in the Fort Collins market that certainly have some nice appeal, especially as many move to CO to enjoy the outdoors and lifestyle.
401 W Mountain Ave 301, Fort Collins, CO 80521
Listed by Gus Bergs, Remax Alliance Loveland
List Price: $1,695,000
Sold Price: Active (As of 10/08/25)
Difference: TBD
Rounding out the last of the million plus condo/townhomes listed this month, this is the most expensive of all listed. This is the first time on the market for this property, and it is in a building that doesn’t have many available at any point in time. It really does have some super cool wide open spaces for both living and bedroom, and reminds me of a mix of a Parisian flat and a New York loft. Because it is so specific, and expensive with a $700/month HOA to boot, I’d expect that it may spend a. bit of time on the market, and potentially a few price reductions, before it finds the right buyer.
